143 Raeburn Ave · Rochester, NY 14619

$79,900

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 4 Days on market

Built 1922 4,356 sqft lot Est $138k · 42% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Knocks! Cozy Colonial Located in the heart of Rochester's Historic 19th Ward and just minutes from the University of Rochester and Strong Memorial Hospital. This 3bed/1 bath home offers tremendous potential for investors, or anyone looking to add their personal touch. Welcomed by a vinyl-sided exterior and covered front porch, the property features a spacious backyard and a long private driveway leading to 1 car detached garage. Inside you will find a spacious living room, formal dinning room and eat in kitchen on main level. Upstairs Offers 3 bedrooms & full bath. Ready for your vision and updates this property presents an excellent opportunity to build equity in one of R

Key facts

• Covered front porch
• Spacious backyard
• Formal dining room

Tags

• VINYL-SIDED EXTERIOR
• COVERED FRONT PORCH
• SPACIOUS BACKYARD
• LONG PRIVATE DRIVEWAY
• DETACHED GARAGE
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected; Public water connected; Community/Coop sewer
• Home design: 2 stories; Shingle roof; Vinyl siding; Resale property
• Construction: Built previously (existing); Block foundation
• Exterior features: Blacktop driveway; Partial fencing; Fence; Covered and open porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Living room listed as a room type; Has basement (full)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Natural woodwork
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.0% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Rochester City School District (urban): math 21% / reading 26% proficiency, ranked #589 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joseph C Wilson Foundation Academy (math 8% / reading 17%, grade F, #2,049 of 2,108 statewide, top 98%, 404 students, 91% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: 48 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $80k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.09% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.76%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $138,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Genesee Park Blvd	0.32mi	3/1.0	1,232 (+4%)	1mo	$146,000	$119	77
107 Enterprise St	0.28mi	3/1.5	1,152 (-2%)	5mo	$90,000	$78	77
169 Westfield St	0.31mi	3/1.0	1,248 (+6%)	2mo	$192,500	$154	75
431 Post Ave	0.36mi	3/1.5	1,227 (+4%)	1mo	$195,000	$159	74
20 Sheldon Ter	0.40mi	3/1.5	1,200 (+2%)	5mo	$139,900	$117	73
75 Penhurst St	0.15mi	3/1.5	1,326 (+12%)	3mo	$110,000	$83	68
504 Sawyer St	0.42mi	3/1.5	1,274 (+8%)	4mo	$95,000	$75	62
64 Flanders St	0.40mi	3/1.0	1,075 (-9%)	5mo	$149,000	$139	62
253 Garfield St	0.59mi	3/1.0	1,277 (+8%)	2mo	$149,900	$117	58
39 Maxwell Ave	0.55mi	3/1.5	1,342 (+14%)	5mo	$118,900	$89	46
67 Wilbur St	0.67mi	4/2.0 (+1)	1,305 (+10%)	0mo	$141,800	$109	42
247 Terrace Park	0.72mi	3/1.0	1,020 (-14%)	2mo	$168,000	$165	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.64×
• Total profit: $36,661
• Equity at exit: $11,913

10-year hold

• IRR: 44.9%
• Equity multiple: 5.28×
• Total profit: $95,856
• Equity at exit: $6,908

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14619

• Home prices YoY: -10.0%
• Active inventory: 48
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$419
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $779

Break-even live

Break-even rent $687

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $824	-5% $801	+0% $779	+5% $756	+10% $733
Rent	-10% $646	-5% $713	+0% $779	+5% $845	+10% $911
Rate	-1.0pp $819	-0.5pp $799	base $779	+0.5pp $758	+1.0pp $737

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Flanders St Rochester, NY	2.0	1.0	900	$1,100	$1.22	23d	1	0.28mi
132 Anthony St Rochester, NY	3.0	1.0	1260	$1,500	$1.19	5d	1	0.30mi
30 Flanders St Rochester, NY	3.0	1.5	1170	$1,650	$1.41	16d	1	0.44mi
485 Sawyer St Unit 1 Rochester, NY	3.0	1.0	1400	$1,900	$1.36	45d	1	0.44mi
485 Sawyer St Rochester, NY	3.0	1.0	1400	$1,900	$1.36	4d	1	0.44mi
444-450 Brooks Ave Unit 446 Rochester, NY	4.0	2.0	1150	$3,100	$2.70	12d	1	0.50mi
32 Stanton St Rochester, NY	3.0	1.0	1390	$1,500	$1.08	12d	1	0.60mi
102 Virginia Ave Rochester, NY	4.0	1.5	1453	$2,150	$1.48	4d	1	0.67mi
136 Garfield St Rochester, NY	3.0	1.0	1152	$1,200	$1.04	20d	1	0.77mi
255 Genesee Park Blvd Unit UP Rochester, NY	2.0	1.0	1032	$1,300	$1.26	16d	1	0.82mi
127 Congress Ave Rochester, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	0.88mi
190 Warwick Ave Rochester, NY	3.0	1.5	1240	$1,400	$1.13	45d	1	0.88mi
73 Somerset St Rochester, NY	4.0	1.0	1000	$1,750	$1.75	45d	1	0.98mi
90 Scottsville Rd Unit 1 Rochester, NY	2.0	1.0	1000	$1,750	$1.75	4d	1	1.01mi
686 Seward St Rochester, NY	3.0	1.5	1166	$1,600	$1.37	45d	1	1.22mi
367 Hawley St Rochester, NY	4.0	1.5	1210	$1,395	$1.15	45d	1	1.23mi
192 Bartlett St Unit 192 Rochester, NY	3.0	1.0	1099	$1,295	$1.18	16d	1	1.29mi
802 Maple St Rochester, NY	2.0	1.5	1080	$1,800	$1.67	45d	1	1.37mi
257 Hague St Unit 257 Rochester, NY	2.0	1.5	1080	$1,500	$1.39	45d	1	1.42mi

Listing history 3 events

1. 2026-06-21
   days on market $79,900 Active 4 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   listed $79,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,087 · $91/mo
• Projected year-2 tax: $1,219 · $102/mo
• Expected delta: +$132/yr (+$11/mo · 12.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,073
• − Mortgage interest: −$4,476
• − Property taxes: −$1,087
• − Insurance: −$400
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$2,324
• Taxable income: $8,575
• Est. tax owed @ 24.0%: −$2,058
• After-tax cash flow: $7,285/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rochester City School District
• NCES district ID: 3624750
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 26% ▲ 4.00%
• Median HH income: $30,923
• Composite: 18.98/100
• National rank: #8850
• State rank: #589 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NY
• City population: 432,803
• Population (ZIP): 14,223

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 20% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Swedish 1% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.67%
• Current HPI: 276.3851
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+66.5% since first listed

2 events — show timeline

• 2026-06-17 Listed $79,900 UNYREIS
• 2002-08-28 Sold (Public Records) $48,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,087 · -52.1% YoY. Source: county tax records.